800 N Leavitt Rd · Leavittsburg, OH 44430

$79,900

3 bd · 1.0 ba · 686 sqft · SingleFamily public records · 7 Days on market

Built 1930 10,454 sqft lot $116/sqft · 40% above area Est $57k · 40% over

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• Schools +5.1/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

FHA Case No. 412-545952. Real estate offers sold as is. If agent doesn't have hud key, see your own broker. See broker remarks for bidding info. ..

Key facts

• Natural privacy
• Large lot
• Covered side patio

Tags

• OVERSIZED TWO-CAR GARAGE
• LARGE LOT
• NATURAL PRIVACY
• RED STEEL ROOF
• COVERED SIDE PATIO
• RECESSED LIGHTING

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener and paved access
• Utilities: Well water; Septic tank
• Home design: Single-story home; Above-grade living area listed as 686 (assessor)
• Construction: Aluminum siding; Asphalt/fiberglass roof
• Exterior features: Deck; Lot approximately 57 x 187

Interior

• Kitchen: Kitchen on the main level (10 x 10)
• Bedrooms: Two bedrooms on the main level (9 x 11 and 7 x 8) with wood flooring
• Flooring: Wood flooring in bedrooms and other main-level rooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $77k (3.1% below list).
• Recommended offer: $77k (3.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#567 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Labrae Local (suburban): math 56% / reading 65% proficiency, ranked #288 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,447 (3.1% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $56,991
• List price: $79,900
• Delta: 40.20%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
589 Briggs Rd	0.26mi	2/1.0 (-1)	704 (+3%)	4mo	$90,000	$128	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $48,838
• Equity at exit: $71,980

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $139,626
• Equity at exit: $155,228

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44430

• Home prices YoY: 8.9%
• Active inventory: 9
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $774 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $84

Break-even live

Break-even rent $669

Max offer price $79,900

Occupancy floor 84%

Sensitivity live

Price	-10% $129	-5% $106	+0% $84	+5% $61	+10% $38
Rent	-10% $22	-5% $53	+0% $84	+5% $114	+10% $145
Rate	-1.0pp $124	-0.5pp $104	base $84	+0.5pp $63	+1.0pp $42

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Southern Blvd NW Unit 425 Warren, OH	2.0	1.0	640	$750	$1.17	14d	1	1.23mi
421 Southern Blvd NW Unit 207 Warren, OH	2.0	1.0	640	$800	$1.25	14d	1	1.28mi

Listing history 11 events

1. 2026-05-14
   listed $79,900 Active 1183-char remark
2. 2016-03-31
   soldstatus $40,000
3. 2013-03-12
   historical
4. 2012-09-12
   listed $40,000
5. 2010-07-14
   soldstatus $12,500

   Show marketing remark (147 chars)

   FHA Case No. 412-545952. Real estate offers sold as is. If agent doesn't have hud key, see your own broker. See broker remarks for bidding info. ..

6. 2010-07-14
   soldstatus $12,500

   Show marketing remark (147 chars)

   FHA Case No. 412-545952. Real estate offers sold as is. If agent doesn't have hud key, see your own broker. See broker remarks for bidding info. ..

7. 2010-03-05
   listed $16,100

   Show marketing remark (147 chars)

   FHA Case No. 412-545952. Real estate offers sold as is. If agent doesn't have hud key, see your own broker. See broker remarks for bidding info. ..

8. 2009-10-19
   soldstatus $30,000
9. 2006-06-30
   soldstatus $68,500
10. 2006-06-30
    soldstatus $68,500
11. 2006-05-24
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $911 · $76/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$168/yr (+$14/mo · 18.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,294
• − Mortgage interest: −$4,476
• − Property taxes: −$911
• − Insurance: −$400
• − Repairs & maintenance: −$743
• − Management: −$743
• − Depreciation: −$2,324
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,076/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Labrae Local
• NCES district ID: 3905024
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $46,322
• Composite: 51.11/100
• National rank: #1766
• State rank: #288 of 656 in OH

Livability — Leavittsburg

• Score: 68/100
• State rank: #567
• US rank: #9723

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leavittsburg, OH
• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 4,554
• Household income: $57,500
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 18.6

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.30%
• Current HPI: 235.3891
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+33.4% since first listed

12 events — show timeline

• 2026-05-22 Pending — MLSNOW
• 2026-05-14 Listed $79,900 MLSNOW
• 2016-03-31 Sold (Public Records) $40,000 Public Records
• 2013-03-12 Listing Removed — MLSNOW
• 2012-09-12 Listed $40,000 MLSNOW
• 2010-07-14 Sold (Public Records) $12,500 Public Records
• 2010-07-14 Sold (MLS) $12,500 MLSNOW
• 2010-03-05 Listed $16,100 MLSNOW
• 2009-10-19 Sold (Public Records) $30,000 Public Records
• 2006-06-30 Sold (Public Records) $68,500 Public Records
• 2006-06-30 Sold (MLS) $68,500 MLSNOW
• 2006-05-24 Listed $59,900 MLSNOW

Property tax history

+2.1%/yr

Latest (2025): $911 · -4.4% YoY. Source: county tax records.